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HomeMy WebLinkAbout02 CODE AMEND 98-003B 09-08-98DATE' Inter-Com NO. 2 9-8-98 TO: FROM: SUBJECT: SEPTEMBER 8, 1998 WILLIAM A. HUSTON, CITY MANAGER COMMUNITY DEVELOPMENT DEPARTMENT CODE AMENDMENT 98-003(B), AMENDMENT TO TUSTIN 'CITY CODE RELATED TO MEDICAL OFFICE PARKING RATES AND JOINT-USE SUMMARY: Code Amendment 98-003B would reduce the required parking rates for the first 4,000 square feet of medical office use within a building to standard office rates, and provide a mechanism for joint-use parking to satisfy parking requirements in non-residential developments. On 'August 24, 1998, the Planning Commission recommended that the City Council approve the projec~ Applicant: City of Tustin, Community Development Department RECOMMENDATION That the City Council: 1. Conduct a public hearing; . , Adopt Resolution No. 98-79 approving the environmental determination for the project; and, Introduce and have first reading of Ordinance No. 1206 approving Code Amendment 98-003(B) and set for second reading at the Council's September 21, 1998 meeting. FISCAL IMPACT This is a City initiated project. The proposed amendment would not have any fiscal impact on City resources. CitY Council Report CA 98-003B September 8, 1998 Page 2 BACKGROUND & DISCUSSION The amendments to the Tustin City Code (TCC) propose to: , Revise the parking rates for medical uses within the Professional Office (PR), Retail Commercial (C-1) and General Commercial (CG) zoning districts for the first 4,000 square feet of medical office space within a building or center; and, . Provide a mechanism in the General Regulations for shared parking between uses to satisfy the minimum parking requirements for non-residential uses. The actual text amendments are included in Ordinance No. 1206. The new language is in highlighted text. The. deleted language is in strikeout text. It is anticipated that these provisions will also be incorp.orated into the new Zoning Code. Medical Parking Rates The Tustin City Code requires medical office uses to provide 6 parking spaces per each 1,000 square feet of floor area which is more parking than required for retail commercial (5 spaces/I,000 s.f.) and general office (4 spaces/I,000 s.f.) uses. The amendments related to the medical office parking rates will reduce the amount of required parking to 1 space for each 250 (4 spaces/I,000 s.f.) square feet of floor area for the first 4,000 square feet of medical office space within a building or center similar to other professional office uses. All medical office space greater than 4,000 square feet will require the current rate of 6 spaces for each 1,000 square feet. The amendments will apply to properties located in the Professional Office (PR), Commercial Retail (C-1), and General Commercial (CG)Zoning Districts. The change in parking rates will accommodate a limited amount of medical use in a retail center or office building. In many instances, the additional parking necessary to accommodate medical uses in an existing office building or retail center cannot be provided if the property is developed at the retail or office parking rates. Consideration to reduce parking for limited medical use has previously been accommodated through the approval of minor adjustments or conditional use permits (i.e., Dental office for Dr. Signe Belden [AA 96-001]; Dental office in Blockbuster Plaza [CUP 89-021]). Operating characteristics for small single-tenant medical uses typically do not create an extraordinary parking demand. The number of exam rooms, related administrative offices and reception area are factors that limit the demand for parking. Considering the operational requirements, such as cleaning and sanitizing the exam room between patients, it is common to have one or more exam rooms open at any one time. City Council Report CA 98-003B September 8, 1998 Page 3 Joint-Use Parking The Tustin City Code does not provide for any shared parking. The amount of required parking is. the aggregate total of all the individual uses within a development. The amendments will provide a mechanism to consider joint-use of parking for non-residential uses to satisfy the minimum amount of parking required by the TCC. The amendments related to joint-use parking will be added to TCC Section 9271 (General Regulations). Joint-use parking recognizes that there are parking efficiencies that can be obtained because of specific tenant mixes or types of uses in a non-residential development. In most cases, a reduced amount of parking from that which would be individually required can be achieved to meet the actual parking demand created by the combination of uses. The amendments will require that a parking demand study be prepared to demonstrate that there is adequate parking to accommodate the peak, or worst case, demand for parking on-site. Recorded Agreements for joint-use parking and any reciprocal access will be required to ensure the availability of the parking. The Zoning Administrator would consider joint-use parking for developments less than 30,000 square feet. The Planning Commission would consider developments over 30,000 square feet. Current provisions of the TCC allow the Zoning Administrator to defer any action to the Planning Commission as deemed appropriate. The Planning Commission has the ability to appeal the Zoning Administrator's action. Consideration for joint-use parking has previously been considered through the approval of a conditional use permit in Planned Community Zoning Designations. Tustin Plaza is an example where jOint-use parking between the office, retail and restaurant uses is in effect. A parking demand study was prepared and demonstrated that adequate parking .is available during peak times.  '~J~aniel Fox, Al~P Senior Planner Elizabeth A. Binsack Community Development Director Attachments: Initial Study/Negative Declaration Resolution Nos. 98-79 Ordinance No. 1206 EAB:DF:CA98003B COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 ( 7 ~ 4) .57_~J 105 NEGATIVE DECLARATION Project Title: CODE AMENDMENT 98-003B Project Location: CITY WIDE Project Description: Project Proponent: AMEND MEDICAL USE PARKING RATES AND ADD SHARED PARKING CITY OF TUSTIN, COMMUNITY DEVELOPMENT DEPARTMENT Lead Agency Contact Person: DANIEL FOX Telephone: 714-573-3115 The Community Development Department has conducted an Initial Study for the above project in accordance with the City of Tustin's procedures regarding implementation of the California Environmental Quality Act, and on the basis of that study hereby finds: That there is no substantial evidence that the project may have a significant effect on the environment. That potential significant effects were identified, but revisions have been included in the project plans and agreed to by the applicant that would avoid or mitigate the effects to a point where clearly no significant effects would occur. Said Mitigation Measures are included in Attachment A of the Initial Study which is attached hereto and incorporated herein. Therefore, the preparation of an Environmental Impact Report is not required. The Initial Study which provides the basis for this determination is attached and is on file at the Community Development Department, City of Tustin. The public is invited to comment on the appropriateness of this Negative Declaration during the review period, which begins with the public notice of Negative Declaration and extends for twenty (20) calendar days. Upon review by the Community Development Director, this review period may be extended if deemed necessary. REVIEW PERIOD ENDS 4:00 P.M. ON Date AUGUST 7, 1998 NEGDEC.PM5 3704.A AUGUST 27~ 1998 ~'i'?zabeth~. tJii~s~tck' "--'~ - Community Development Director COMMUNITY -DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3105 INITIAL STUDY A. BACKGROUND Project Title: CODE AMENDMENT 98-003B Lead Agency: City of Tustin 300 Centennial Way Tust/n, California 92780 Lead Agency Contact Person: DANIEl_ FOX Phone: 714-573-3115 Project Location: CITY WIDE Project Sponsor's Name and Address: General Plan Designation: N/A Zoning Designation: N/A CITY OF TUSTIN COMMUNITY DEVELOPMENT DEPARTMENT 300 CENTENNIAL WAY TUSTIN~ CA 92780 Pr~ectDescription: REDUCE PARKING RATES FOR MEDICAL USES AND PROVIDE PROVISIONS FOR SHARED PARKI.NG Surrounding Uses: North N/A East N/A South N/A West N/A Other public agencies whose approval is required: [2 Orange County Fire Authority [2 Orange County Health Care Agency [2 South Coast Air Quality Management District Other 1 City oflrvine City of Santa Ana Orange County EMA ENVIRONMENTa_ FACTORS POTENTIALL'~ aFFECTED The environmental factors checked below would be potentially affected by this project, invoMng at least one impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below. [] Land Use and Planning [] Hazards [] Population and Housing [] 'Noise [] Geological Problems [] Public Services [] Water [] Utilities and Service Systems ' ~ Air Quality []' Aesthetics [] Transportation & Circulation ~ Cultural Resources [] Biological Resources ~ Recreation 121 Energy and Mineral Resources [] Mandatory Findings of Significance Ce DETERMINATION: on the ba~;is of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that althoUgh the proposed project could have a significant effect on the environment, there xdll not be a significant effect in this case because the mitigation measures described on an attached sheets have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the enVironment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards,, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must anal2,2e only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier' NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Signatur Date AUGUST 7~ 1998 PrintName DANIEL FOX, AICP Trde SENIOR PLANNER D. ENVIRONMENTAL, xPACTS: [] Earlier analyses used: Available for review at: City of Tustin Community Development Department 1. LAND USE & PI.~NNING - I.Pbuld the proposal: a) Conflict with general plan designation or zoning? b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? c) Be incompatible with existing land uses in the vicinity? d) Affect agricultural resources or operations? e) Disrupt or divide the physical arrangement of an established community (including a Iow-income or minority community)? 2. POPULATION & ItOUSENG - II~buld the proposal: . a) Cumulatively exceed official regional or local population projections? b) Induce substantial grov, th 'in an area either directly or indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure)? c) Displace existing housing, especially affordable housing? GEOLOGIC PROBLEMS - Would the proposal result in or expose people to potential impacts invOlving: a) Fault rupture? b) Seismic ground shaking? c) Seismic ground failure, including liquefaction? d) Seiche, tsunami, or volcanic hazard? e) Landslides or mudflows? f) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? g) Subsidence of land? h) Expansive soils? i) Unique geologic or physical features? 4. WATER - }gould the proposal result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff?. b) Exposure of people or property to water related hazards such as flooding? c) Discharge into surface waters or other alteration of surface water quality (e.g., temperature, dissolved oxygen or turbidity)? d) Changes in the amount of surface water in any water body? e) Changes in currents, or the course or direction of water movements? Potentiall. v Significant Impact Potentiallv Significant Unless Mitigation Incorporated Less than Significant Impact No Impact [2 0 0 0 [2 [2 [2 [23 [2 0 [2 [2 0 [2 [2 [2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 f) Change in the quantity, of ground waters, either through direct additions or xx4thdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability.? g) Altered direction or rate of flow of groundwater? h) Impacts to groundwater quality.? i) Substantial reduction in the mount of groundwater otherwise available for public water supplies? 5. AIR QUALITY - Would the proposal: , a) Violate any air quality standard or contribute to an existing or projected air quality violation? b) Expose sensitive receptors to pollutants? c) Alter air movement, moisture, or temperature, or cause any change in climate? d) Create objectionable odors? TRANSPORTATION & CIRCULATION - l[buld the proposal result in: a) Increased vehicle trips or ua/ftc congestion? b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? c) Inadequate emergency, access or access to nearby uses? d) Insufficient parking capacity onsite or offsite? e) Hazards or barriers for pedestrians or bicyclists? f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? g) Rail, waterborne or air traffic impacts? BIOLOGICAL RESOURCES - Would the proposal result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds? b) Locally designated species (e.g., heritage trees)? c) Locally designated natural communities (e.g., oak forest, coastal habitat, etc.)7 d) Wetland habitat (e.g., marsh, riparian, and vernal pool)? e) Wildlife dispersal or migration corridors? ENERGY & MINERAL RESOURCES - ~buld the proposal: a) Conflict with adopted energy conservation plans? b) Use nonrenewable resources in a wasteful and inefficient manner? c) Result in the loss of availability of a known mineral resource that would be of future value to the region? Potentiat(v Significant Impact Potentially Significant Unless Mitigation Incorporated Less than Significant !q, lpact No hnpact Potentially Significant Impact Potentially gnificant Unless Mitigation Incorporated Less than Signif, ca.t Impact Impact 9. HAZARDS - }Fbuld the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to, oil, pesticides, chemicals, or radiation)? b) Possible interference with emergenCY- response plan or emergency, evacuation plan? c) The creation of any health hazard or potential health haTard? d) Exposure of people to existing sources of potential health h~7~rds? e) Increased fire hazard in areas with flammable brash, grass, or trees? 10. NOISE - IVould the proposal result in: 11. 12. a) Increases in existing noise levels? b) Exposure of people to severe noise levels? PUBLIC SERVICES - IFbuld the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? b) Police protection? ~ c) Schools? d) Maintenance of public facilities, including roads? e) Other government sen'ices? UTILITIES & SERVICE SYSTEMS - IFbuld the proposal result in a need for new ~. stems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? b) Communications systems? c) Local or regional water treatment or distribution facilities? d) Sewer or septic tanks? e) Storm water drainage? f) Solid waste disposal? g) Local or regional water supplies? 13. AESTHETICS - Would the proposal: a) Affect a scenic vista or scenic highway? b) Have a demonstrable negative aesthetic effect? c) Create light or glare? 14. CULTURAL RESOURCES - IVould the proposal: a) Disturb paleontological resources? b) Disturb archaeological resources? c) Have the potential to cause a physical change which would affect unique ethnic cultural values? d) Restrict existing reli~ous or sacred uses within the potential impact area? 15. RECREATION - I~buld the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? b) Affect e,,dsting recreational opportunities? 16. MANDATORY FINDINGS OF SIGNIFICANCE Does the project have the potential to degrade the qualiv,., of the environment, substantially reduce the habitat of a fish or vdldlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal communi~,, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects). d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Potentially Significant ?otentially Unless Less than Significant Mitigation Significant Impact bTcorporated Impact Ab hnpact © El El El me EVALUATION OF ENVIRONMENTAL IMPACTS Please refer to Attachment A for an evaluation of the environmental impacts identified in Section D above. INITSTUD. PM5 3702A ATTACHMENT A EVALUATION OF ENVIRONMENTAL IMPACTS CODE AMENDMENT 98-003B The "project" includes minor amendments to the Tustin City Code (TCC) to: o Revise the parking rates for medical uses within the office and commercial zoning districts; and, , Provide a mechanism for shared parking between uses to satisfy the minimum TCC parking requirements. The amendments related to the medical office parking rates will reduce the amount of required parking to I space for each 250 square feet of floor area for the first 4,000 square feet of medical office space within a building or center and similar to other professional office uses. All medical office space greater than 4,000 square feet will require the current rate of 6 spaces for each 1,000 square feet. The amendments will apply to properties located in the Professional Office (PR), Commercial Retail (C-1), and General Commercial (CG) Zoning Districts. The amendments related to shared parking will provide a mechanism to consider joint- use of parking for non-residential uses to satisfy the minimum amount of parking required by the TCC. The amendments related to shared shared parking will be added to TCC Section 9271 (General Regulations). There is no physical development as part of the amendments and all impact categories have been identified in the Initial Study as "No Impact", with the exception of Transportation and Circulation, which is identified as "Less than Significant Impact" and discussed below. The amendments will not create significant environmental impacts. They do not have the potential to degrade the quality of the environment. The amendments will improve consistency amongst zoning regulations between the office and commercial zoning districts and improve flexibility is adminiStering required parking rates. The amendments do not have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The amendments have no environmental effects, which are individually limited but cumulatively considerable. Any environmental effects will not cause substantial adverse effects to human beings, either directly or indirectly. The amendment is regulatory in nature.' When future applications are submitted to the City in compliance with these provisions, independent environmental review will occur at that time. Attachment A - Evaluation of Environmental Impacts CA 98-003B Page 2 el TRANSPORTATION & CIRCULATION Item d -"Less Than Significant Impact": The TCC currently requires 6 parking spaces for each 1,000 gross floor area of medical office space. The amendments will provide a reduction in parking for the first 4,000 square feet of medical use within a building or center at parking rates similar to other professional uses. This will accommodate a limited amount of medical use in a retail center or office building. Operating characteristics for small single-tenant medical uses typically do not create an extraordinary parking demand. The number of exam rooms, related administrative offices and reception area are factors that limit the demand for parking. Considering the operational requirements, such as cleaning and sanitizing the exam room between patients, it is common to have one or more exam rooms open at any one time. All medical office space greater than 4,000 square feet will require the current rate of 6 spaces for each 1,000 square feet. The amendments will apply to properties located in the Professional Office (PR), Commercial Retail (C-1), and General Commercial (CG) Zoning Districts. The amendments related to shared parking will provide a mechanism to consider joint-use of parking for non-residential uses to satisfy the minimum amount of parking required by the TCC. This is intended to recognize that there are parking el:i~ciencies that can be obtained because of a. specific tenant mixes or types of uses in a non-residential development. The amendments will require that a parking demand study be prepared by the licensed traffic engineer to demonstrate that there is adequate parking to accommodate the peak, or worst case, demand for parking on-site. Recorded Agreements for joint-use parking and any reciprocal access will be required to ensure the availability of the parking. The amendments are regulatory in nature. When future applications are submitted to the City in compliance with these provisions, independent environmental review will occur at that time. Attachment A - Evaluation of Environmental Impacts CA 98-003B Page 3 Items a-c, e-g - "No Impact": The amendments are regulatory in nature. When future applications are submitted to the City in compliance with these provisions, independent environmental review will occur at that time. The amendments are related to'on-site parking requirements and will not increase vehicle trips or traffic congestion, conflict With emergency access, effect pedestrian movement, bicycle traffic, or alternative modes of transportation. The amendments will not impact rail, waterborne or air traffic. Source: Tustin General Plan Tustin City Code Community Development Department Mitigation/MonitorinqRequired: None Required. DF:cag8003env RESOLUTION NO. 98-79 ]4 20 24 *_5 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, ADOPTING THE FINAL NEGATIVE DECLARATION AS ADEQUATE FOR CODE AMENDMENT 98-003(B) INCLUDING REQUIRED FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: Ao Code Amendment 98-003(B) is considered a "project" pursuant to the terms of the California Environmental Quality Act. Bo A Negative Declaration has been prepared for this project and. has been distributed for public review. C, Whereas, the planning Commission and CitY Council of the City of Tustin have considered evidence presented by the Community Development Director and 'other interested parties with respect to the subject Negative Declaration. D, The Planning Commission and City Council have evaluated the proposed final Negative Declaration and determined it to be adequate and complete. II. A Final Negative Declaration has been completed in compliance with CEQA and state, guidelines. The City Council has received and considered the information contained in the Negative Declaration, prior to approving the proposed project, and found that the Negative Declaration adequately discussed the environmental effects of the proposed project. On the basis of the initial study and comments received during the public review process, the City Council has found that the proposed projects would not have impacts on the environment. The City Council further finds that the project will not have an effect on wildlife resources, either individually or cumulatively, and makes a de minimus impact finding pursuant to Fish and Game Code Section 711.4. ]4 20 ')4 ')5 Resolution No. 98-79 Page 2 PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 8th day of September, 1998. THOMAS R. SALTARELLI Mayor PAMELA STOKER City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) SS I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the aboVe and foregoing Resolution No. 98-79 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 8th day of September, 1998, by the following vote: COU NCILM EMBER AYE S: COUNCILMEMBER NOES: COUNCILMEMBERABSTAINED: COUNCILMEMBERABSENT: PAMELA STOKER CITY CLERK ! ORDIN.MqCE NO. 1206 20 24 26 27 28 29 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING CODE AMENDMENT 98-003(B), AN AMENDMENT TO TUSTIN CITY CODE SECTIONS 923168, 9232c2f, AND 9235f3b5 RELATED TO MEDICAL OFFICE PARKING RATES, AND ADDING SECTION 9271aa RELATED TO JOINT-USE PARKING. The City Council of the City of Tustin does hereby ordain as follows: I. The City Council finds and determines: mo That amendments to Tustin City Code Sections 923168, 9232c2f and 9235f3b5 related to parking rates for medical office uses, and Section 9271 aa related to joint- use of parking have been prepared. Bo That a public hearing was duly noticed, called and held on said application on August 24, 1998 by the Planning Commission and on September 8, 1998 by the City Council. C, It has been determined that this project would not have a significant effect on the environment and a Negative Declaration has been prepared. Do The proposed amendments, are regulatory in nature and would provide alternative methods of satisfying parking requirements in the non-residentialzoning districts. Eo The proposed amendments are consistent with the General Plan, particularly the Land Use Element by ensuring consistency between the General Plan and the Zoning Code. II. The City Council hereby approves amendments to the Tustin City Code as follows: A. Section 9231 b8 shall be revised to read: Off-street parking for medical-dentalv.,,.,.oo~,,-,.."~^r~°°;""~ ........ ,.o,.o ,,_ o~;+= offices and clinics: one (1)SpaCe foreaeh two hundred fifty (250)Square feet of gr°ss floor area for the first 4'000 square feet lof mediCal:spacel Within a building or center; · and'Six (6) spaces per 1,000 square feet of gross floor area in eXCess of 4,000 square feet' B. Section 9232c2f shall be revised to read: 2 ' 12 14 19 2O 21 22 23 24 26 27 28 29 Ordinance No. 1206 Page 2 Co Do Medical-Dental Srzfegsiena! 'ages offices and CliniCs: One (1) space for each two · , hundredi fifty (250):sqUare feet .of gross flOor area for the first 4,000 square feet °f medical space within a building or ~enter; and' six (6)spaces per 1,000 square feet of gross floor area in excess of 4'000 Square feet. Section 9235f3b5 shall be revised to read: MediCal,Dental offiCeS and clinics: one(l)space for each twolhundred fifty (250) square feet of gr0ss floOr area for the first 4,000 square feet of medical space;within a building °r center;and;Six (6) spaces per 1,000 square feet, er .,,,...:,,, ,h .... c gross floor area, .................... space exCeSS of 4,000 square feet. Section 9271aa shall be added to read: ReduCtion of Off-Street Parking Requirements A site With multi-tenants shall provide the aggregate number of parking spaces required for each separate use, except where joint-use parking is allowed, Parking facilities may be used jointly for nonresidential uses with significantly different peak hours. of oPeration. Zoning Administrator approval is required for parking areas serving structures totaling less than 30,000 square feet.' Planning CommisSion approval is required for all other parking areas with joint-use parking; Requests for joint-use parking shall meet all of the following requirements: A parking study prepared by a licensed traffic engineer shall be submitted by:the.applicant demonstrating that no substantial conffict will exist in the peak hours of parking demand for the uses for which joint-use is proposed. The. methodology to be used in preparing the study shall be that promulgated by the Institute of Transportation Engineers (ITE); 2~ -The number of parking spaces· which may be credited against the requirements for the structures .or uses· involved shall not exceed the number of spaces reasonably· anticipated to be available during different hoUrs of operation; 3,· Parking spaces deSignated for joint-use shall be located so that they will adequately serve the uses fOr which they are intended; 12 13 14 15 16 2O 21 22 23 24 25 26 27 28 29 Ordinance No. 1206 Page 3 e A written and recorded agreement shah be drawn to the satisfaction of the City' Attorney and Director' of Community Development and executed by all parties concerned assuring the continued availability of the number of parking, spaces designated for joint-use and availability of reciprocal access easements. (Added text is in highlighted text. Deleted text is in s,':,'ikco'~:t text.) PASSED AND ADOPTED by the City Council of the City of Tustin at a regular meeting held on the 21 st of September 1998. THOMAS R. SALTARELLI Mayor PAMELA STOKER City Clerk